We are looking to buy a house and need a conveyancing solicitor in Abertridwr who is on the Kent Reliance approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Abertridwr.
I am buying a terrace house in Abertridwr. Our aim is to carry out an extension to the side at the property.Will legal work on the property include enquiries to determine if these works are prohibited?
Your property lawyer will check the registered title as conveyancing in Abertridwr will on occasion reveal restrictions in the title deeds which restrict categories of works or need the consent of a 3rd party. Some additions need local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
Can I be sure that the Abertridwr conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Abertridwr seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your conveyancing.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being difficult. The Abertridwr solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My colleague advised me that where I am buying in Abertridwr I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Abertridwr conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Abertridwr around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Abertridwr Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Abertridwr Education with plans and statistics, Local Amenities and other useful data regarding Abertridwr.
I am purchasing my first flat in Abertridwr with a loan from Barclays Direct. The builders refused to move on the price so I negotiated 6k of extras instead. The property agent suggested that I not inform my conveyancer about this side-deal as it will impact my loan with Barclays Direct. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I work for a busy estate agency in Abertridwr where we see a few flat sales jeopardised as a result of short leases. I have received contradictory information from local Abertridwr conveyancing firms. Can you confirm whether the seller of a flat can commence the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I acquired a leasehold flat in Abertridwr, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Abertridwr with an extended lease are worth £216,000. The ground rent is £50 charged once a year. The lease finishes on 21st October 2095
You have 70 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
I need to assess estimates for conveyancing in Abertridwr from numerous conveyancer and choose one. Am I right to instruct them to hold tight until I a suitable apartment to buy.
You should wait to request your property lawyer to start work and order searches after the sales memorandum has been issued by the estate agent particularly as Abertridwr conveyancing searches are a couple of hundred pounds.